Property movement in Spain, resolving subsidence and heave

Unfortunately, property movement in Spain is not uncommon.  There are many reasons for this, including defective geotechnical surveys and inadequate foundations – either of which can lead to a Spanish property suffering from serious subsidence or heave. Since 2000 all new build properties (with a few exceptions) must have a Decenal 10 year, insurance backed guarantee to protect property owners against structural instability.  As a part of the Decenal (sometimes known as the Builder’s Guarantee), a geotechnical study of the ground must be commissioned  by the builder, developer or architect to ensure that a plot is capable of providing a stable area for an intended property and ascertain the correct foundation system. Pre-build bore testing (in two or more places on the plot) using a core drill, is undertaken by geotechnical experts to investigate the make-up of the ground substrates, level of firm ground, moisture content, propensity to shrink or heave etc….

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Flat roof problems in Spain

As anyone who has lived in Northern Europe knows, flat roofs can be an enduring problem.  All too often they are the cause of leaks and few flat roofs retain their integrity beyond around 15-20 years – before requiring extensive repair work. In Spain the situation is much the same with the more extreme climate often stressing flat roofs in Spain to their very limit.  Very high summer day time temperatures and cold nights can damage membranes, crack grout on tiles and distort any flashing.  Any of these problems can lead to leaks, which can cause significant damage to a property. Unfortunately, a frequent problem encountered with flat roofs in Spain relates to the inadequacy of any membrane between the roof sub-surface (usually concrete over a concrete block infill) and the final surface (most commonly tiles).  Sadly, on the flat roofs of some properties no membrane at all is used…

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Property movement and cracking in Spain, decaying reinforced concrete

There are many reasons why property movement and cracking in Spain can cause a property to become unstable.  Sometimes this is due to subsidence but this is not always the case.  Indeed, a relatively common problem in Spanish properties can be due to the decay of the steel reinforcement used in the construction of the property itself. Many properties in Spain (whether houses or flats) have a ferro-concrete construction.  This means that steel is used to reinforce the concrete used in building the property.  So, for example, steel rods are surrounded by concrete to give the concrete strength for walls, foundations, ceiling and roof slabs as well as beams.  Meanwhile, some properties have a steel beam construction.  This is then enclosed with blocks or brickwork. Obviously, it is important that the steel within a property is correctly connected and protected from damp so as not to lose its integrity.  This is…

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Retaining wall collapse in Spain, a serious problem

A problem that I frequently encounter when called to assess building problems is retaining wall collapse in Spain. Retaining walls (of varying sizes and made of differing materials) are an essential component to the stability of a property in Spain and they are a common sight on estates built upon hilly or steep ground.  However, retaining walls are rarely identified as such by property owners, who often believe that the walls on the boundaries of their properties are primarily there for ascetic reasons. However, the truth is that many Spanish properties are very dependent on retaining walls for their stability. Unfortunately, many retaining walls in Spain are not built properly and can collapse with devastating consequences.  This often occurs after a severe rainfall (such as a Gota Fria) – when enormous amounts of water can place a retaining wall under immense pressure.  If the wall has not been properly built…

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Spanish swimming pool construction problems

Sadly, not all swimming pools in Spain are constructed well.  Indeed, as a surveyor specializing in Spanish property, I see many Spanish swimming pool construction problems – the remedial works for which can sometimes be very expensive. Unfortunately, even new swimming pools can have serious structural issues and, in recent years, many pools have been built defectively or over insufficient foundations (normally to save money). Of course, great attention has to be paid to the construction of a swimming pool, the sheer nature of which can cause instability and movement, if the foundations are not extremely good.  This is particularly the case when pools are built on a clay or fill substrate.  Meanwhile, even those built on rock can suffer from cracking following tremors (or major construction work close by) especially when the wall or base structure is of minimal thickness or reinforcement steels are inadequate or poorly placed. Meanwhile, on…

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Spanish damp problems

Many Spanish properties suffer from damp problems and this includes houses in Mediterranean areas – which may seem strange given Spain’s climate. Typically Spanish damp problems can be found in: –      Sub-ground areas – often called underbuilds or sotanos. These often lack effective tanking. This is particularly true of illegal underbuilds. –      Terrace door surround areas and roof terraces. These are often poorly sealed and lack a waterproof membrane. –      Over-sealing of the living space. This causes condensation-related mould and is more common in new, double-glazed Spanish properties than in older, poorly insulated houses. Obviously, damp can prove to be a major problem and damp-related rot is often very common in under build areas, where timbers have not been treated properly. Sometimes damp in Spanish properties is a sign of a more serious problem and damp can indicate that there is the underlying possibility…

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